# 2 bedroom flat for sale (BH20 7AX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 ST HELENS ROAD, WAREHAM, SANDFORD, DORSET BH20 7AX |
| Price | £210,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 67 m² |
| Last sold | £180,000 May 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 20/02/2028
- **Est. upgrade cost to C:** £1,010

### Recommendations
- W1 (£800 - £1,200)
- E (£10)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2898-4015-7242-5568-4990)

## Description

GROUND FLOOR FLAT WITH LARGE PRIVATE GARDEN - 

Set within walking distance of local shops is this 2 double bedroom ground floor flat with direct access to your own private enclosed garden. This home comprises of 2 double bedrooms, lounge, kitchen & a modern shower room. The property benefits from direct access to your private garden as well as a brick built garden shed/workshop.

NO FORWARD CHAIN

## Property Photos

- ![Front](/listings/photos/172022255/1123246) - Front
- ![Garden](/listings/photos/172022255/1123247) - Garden
- ![Kitchen](/listings/photos/172022255/1123248) - Kitchen
- ![Lounge](/listings/photos/172022255/1123249) - Lounge
- ![Bedroom 1](/listings/photos/172022255/1123250) - Bedroom 1
- ![Bathroom](/listings/photos/172022255/1123252) - Bathroom
- ![Garden shed](/listings/photos/172022255/1123253) - Garden shed
- ![Shed/Workshop](/listings/photos/172022255/1123254) - Shed/Workshop

## Floorplans

- ![Floorplan 1](/listings/photos/172022255/1123255) - Floorplan 1

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/172022255/1123256) - Energy Performance Certificate

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 ST HELENS ROAD, SANDFORD, WAREHAM, PURBECK, DORSET, BH20 7AX | £180,000 | 09/05/2018 | Flat |
| 28 ST HELENS ROAD, SANDFORD, WAREHAM, PURBECK, DORSET, BH20 7AX | £120,000 | 01/05/2012 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 TAMLIN STREET, WAREHAM, DORSET, BH20 7AZ | £215,000 | 24/11/2023 | Flat |
| 18 ST HELENS ROAD, SANDFORD, WAREHAM, DORSET, BH20 7AX | £197,000 | 06/01/2023 | Flat |
| ELWOOD COURT FLAT 2 MILES AVENUE, WAREHAM, DORSET, BH20 7AS | £183,000 | 31/10/2022 | Flat |

**Area average:** £198,333 (3 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £204,012 (7 Flat, BH20, 2024–2026)
- **Deviation:** +2.9%

## Rental Range

*ONS Price Index of Private Rents (Dorset). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £937/mo
- **Realistic:** £1,041/mo
- **Optimistic:** £1,145/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for West Wiltshire (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £723/mo

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £130,125
- **Target investor price (1%):** £104,100

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,134/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -37.9%
- **10y growth:** -38.1%

## House Price Index (HM Land Registry)

*Official index for Dorset; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -4.3%
- **5y growth (index):** 0.1%
- **10y growth (index):** 14.1%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)